Ontario land transfer tax Calculator
Calculate ontario land transfer tax on a home purchase, with the current rate schedule and first-time buyer rebate. First-time homebuyers who are Canadian cit
Updated 2026-10-03 · official rates
| Tax before rebates | $12,475 |
| First-time buyer rebate | −$0 |
| Foreign buyer tax | $0 |
| Total payable | $12,475 |
Your result is ready
Residential (one or two single-family residences)
| Price over | Tax |
|---|---|
| $0 | $0 + 0.50% of the amount over $0 |
| $55,000 | $275 + 1.00% of the amount over $55,000 |
| $250,000 | $2,225 + 1.50% of the amount over $250,000 |
| $400,000 | $4,475 + 2.00% of the amount over $400,000 |
| $2,000,000 | $36,475 + 2.50% of the amount over $2,000,000 |
All other property
| Price over | Tax |
|---|---|
| $0 | $0 + 0.50% of the amount over $0 |
| $55,000 | $275 + 1.00% of the amount over $55,000 |
| $250,000 | $2,225 + 1.50% of the amount over $250,000 |
| $400,000 | $4,475 + 2.00% of the amount over $400,000 |
First-time buyers
First-time homebuyers who are Canadian citizens or permanent residents get a refund of up to $4,000, so there is no Ontario land transfer tax on roughly the first $368,000 of the price.
Key facts
- Rates since 1 January 2017: 0.5% to $55,000, 1% to $250,000, 1.5% to $400,000, 2% to $2,000,000 and 2.5% above $2,000,000 for land with one or two single-family residences.
- The 2.5% band applies only to homes with one or two single-family residences; other property pays 2% on everything over $400,000.
- Ontario's own example: a $400,000 purchase costs $275 + $1,950 + $2,250 = $4,475.
- First-time homebuyer refund: up to $4,000. You must be 18 or older, never have owned a home anywhere in the world, move in within nine months, and be a Canadian citizen or permanent resident. The refund can be claimed when the deed is registered or within 18 months.
- Non-Resident Speculation Tax: 25% of the price, anywhere in Ontario, when any buyer is a foreign national, foreign corporation or taxable trustee (since 25 October 2022). It applies to the full price even when the foreign buyer owns only part.
- Buying in Toronto? The City adds its own Municipal Land Transfer Tax on top of this one.
Other locations
- Toronto land transfer tax (Ontario LTT + Municipal LTT)
- British Columbia property transfer tax
- Quebec welcome tax (droits de mutation immobilière)
- Manitoba land transfer tax
How much is land transfer tax in Ontario?
Ontario land transfer tax on an $800,000 home is $12,475, or 1.56% of the price. A qualifying first-time buyer pays $8,475 after the refund. The table shows the tax at common prices. Outside Toronto, this is the only land transfer tax you pay.
| Price | Land transfer tax | Effective rate | First-time buyer pays |
|---|---|---|---|
| $300,000 | $2,975 | 0.99% | $0 |
| $500,000 | $6,475 | 1.29% | $2,475 |
| $650,000 | $9,475 | 1.46% | $5,475 |
| $800,000 | $12,475 | 1.56% | $8,475 |
| $1,000,000 | $16,475 | 1.65% | $12,475 |
| $1,500,000 | $26,475 | 1.76% | $22,475 |
| $2,500,000 | $48,975 | 1.96% | $44,975 |
Worked example: calculating the tax on $800,000 by hand
Ontario taxes each slice of the price at its own rate. Here is the working for an $800,000 house, using the residential schedule for land with one or two single-family homes.
| Slice of price | Amount | Rate | Tax |
|---|---|---|---|
| $0 to $55,000 | $55,000 | 0.50% | $275.00 |
| $55,000 to $250,000 | $195,000 | 1.00% | $1,950.00 |
| $250,000 to $400,000 | $150,000 | 1.50% | $2,250.00 |
| $400,000 to $800,000 | $400,000 | 2.00% | $8,000.00 |
How to claim the Ontario first-time homebuyer refund
Most buyers get the refund of up to $4,000 at closing, so they never pay it in the first place. With electronic registration, your lawyer selects the refund statements under the Explanation tab of the land transfer tax section in Teraview, and no paper affidavit is needed. The refund covers all the tax on a home up to about $368,000.
If the refund was not claimed at registration, you can apply to the Ministry of Finance within 18 months of registration, online or with the Ontario Land Transfer Tax Refund Affidavit and supporting documents. Other Ontario land transfer tax refunds have a four-year limit.
The spouse rule catches many couples. Your spouse must not have owned a home while they were your spouse. A spouse who sold a condo before you married does not disqualify you. When only one co-buyer qualifies, the refund is cut in proportion to that person’s share. On a 50/50 purchase at $800,000, the qualifying buyer’s half brings $2,000 back.
The refund applies to resale homes as well as new builds. Ontario warns that claiming it by deceit can lead to charges and a fine of up to $4,000.
Exempt transfers and other situations
Not every change of ownership is taxed. According to the Ministry of Finance, these transfers are exempt or treated differently.
- Transfers between spouses are exempt, for example adding a spouse to title.
- Some transfers of farmed land between family members, and transfers to a family business corporation, are exempt.
- If you take over the seller’s mortgage, it counts as part of the price.
- Unregistered dispositions of a beneficial interest are still taxable. If no transfer is registered within 30 days of closing, the buyer files a return and pays within 30 days.
- Non-residential property pays 2% on everything above $400,000, and the 2.5% band does not apply.
Foreign buyers: NRST and the federal ban
Foreign buyers in Ontario pay the 25% Non-Resident Speculation Tax on top of the ordinary land transfer tax. On a $800,000 home outside Toronto, that is $200,000 plus $12,475, a total of $212,475. The rate rose from 15% in 2017 to 20% in 2022 and to 25% from 25 October 2022, and it applies across the province.
Ontario exempts provincial nominees, protected persons, and foreign nationals buying with a spouse who is a Canadian citizen, permanent resident, nominee or protected person. A buyer who becomes a permanent resident within four years of registration can apply for a rebate. First Nations individuals registered under the Indian Act are not treated as foreign nationals.
The federal Prohibition on the Purchase of Residential Property by Non-Canadians Act has applied since 1 January 2023 and was extended to 1 January 2027, according to Finance Canada. It bars most people who are not Canadian citizens or permanent residents from buying residential property with up to three dwelling units (including condo units and semi-detached houses) in census metropolitan areas and census agglomerations. CMHC lists exceptions for some work-permit holders, international students (purchases up to $500,000), refugees and spouses buying with a citizen or permanent resident, and penalties of a fine of up to $10,000 plus a possible court-ordered sale. Because the ban was scheduled to end on 1 January 2027, check CMHC’s page for its current status before you sign.
Frequently asked questions
Is Ontario land transfer tax paid at closing?
Yes. It is payable when the transfer is registered on closing day. Your lawyer pays it through Teraview from the closing funds you give them, so the money must be in their trust account before closing.
Do I pay land transfer tax when I buy a new build in Ontario?
Yes. New and resale homes are taxed the same way, and the first-time buyer refund of up to $4,000 applies to both.
Can I get the first-time refund if I owned a home outside Canada?
No. You must never have owned a home, or an interest in one, anywhere in the world.
Is there land transfer tax when adding someone to title in Ontario?
Transfers between spouses are exempt. For anyone else, such as an adult child, the tax is worked out on the value of the consideration for the interest they receive, and the Ministry of Finance counts any mortgage or debt assumed as part of the consideration. Have your lawyer confirm the figure before you register.
Sources
Figures are taken from official government publications and were last reviewed on 2026-10-03.
- Ontario Ministry of Finance: Calculating land transfer tax (residential/non-residential schedules, $400,000 worked example)
- Ontario Ministry of Finance: Land transfer tax refunds for first-time homebuyers (max $4,000 from 1 Jan 2017)
- Ontario Ministry of Finance: Non-Resident Speculation Tax (25% from 25 Oct 2022, province-wide)
- Ontario Ministry of Finance: Land transfer tax (payable on registration, 30-day return for unregistered dispositions, exemptions, Teraview statements)
- CMHC: Prohibition on the Purchase of Residential Property by Non-Canadians Act (scope, exceptions, penalties)
- Finance Canada: Government announces two-year extension to ban on foreign ownership of Canadian housing (to 1 January 2027)